AM Realty MN · Seller guide
Selling a home
in Minnesota.
From setting the price to handing over the keys. See how the process works, what it costs, and how to protect your equity and your timeline.
With Alex & Amanda · Brokered by LPT Realty, LLC
The short answer
How do you sell
a home in Minnesota?
To sell a home in Minnesota, clarify your goals and timing, price from a market analysis of recent sales, prepare and stage the home, complete required disclosures, market it widely, keep it ready for showings, negotiate the right offer, and work through inspection, appraisal, and closing. Alex & Amanda coordinate those steps so your sale and your next move fit together.
For first-time sellers, downsizers, relocating families, and homeowners buying their next place.
By AM Realty MN · Updated
From plan to closing
The home selling process,
step by step.
Some steps overlap. Your listing agreement, the purchase agreement, and the buyer’s financing set the exact deadlines.
Before you list
Get clear on goals and timing
Decide what a successful sale looks like for you: the net amount you need, your ideal move date and timing, and where you are going next.
If you also need to buy, the order matters. Selling first, buying first, and potentially closing both on the same day each carry different costs and risks. Your mortgage payoff, equity, housing needs, and moving plans all shape the right strategy.
Your next action
Write down your must-have timeline, the minimum net you would accept, and whether you need to buy after selling and what that should look like.
How we help
We map the sale and the purchase together, and explain buy-before-you-sell options such as Cash to Win when they could fit.
Strategy
Know your market and set the price
Price comes from what comparable homes have actually sold for, adjusted for your home’s condition, location, and current competition.
A price that is too high will cause a listing to sit, bring fewer showings, and invite price cuts later after we've lost leverage and market attention. A price set too low may leave money on the table. Online estimates are a starting point, not a substitute for a local analysis that accounts for updates and condition.
Your next action
Share recent improvements, known issues, and anything a buyer would notice that photos don’t show.
How we help
We prepare a comparative market analysis from recent sales and active listings, then walk you through a pricing strategy and its tradeoffs.
Preparation
Prepare the home and the first impression
Buyers decide quickly. Small fixes, a clean interior, and tidy landscaping often matter more than a big remodel.
Address obvious maintenance items, refresh and touch up paint, tend to the lawn and landscaping, and make sure to have good lighting. If flooring, paint, or fixtures are holding the home back and you lack the cash to update before listing, we have a pre-listing improvement program that may help!
Your next action
Walk the home as a buyer would. List repairs, then decide which ones are worth doing before you list.
How we help
We help prioritize projects by likely impact and can explain the ROC ReFresh Program for eligible updates paid at closing.
Preparation
Stage so buyers can picture themselves there
Staging means decluttering, cleaning thoroughly, and arranging rooms so each space feels open, neutral, and purposeful.
Buyers find it easier to imagine their own furniture in a simplified room. Well-presented homes tend to photograph better and attract more interest, though no staging approach guarantees a particular price or timeline.
Your next action
Start packing items you won’t need before the move: extra furniture, personal photos, collections, and seasonal gear.
How we help
Our clients receive a complimentary staging consultation with a professional stager.
Going live
Launch the listing and market it widely
Strong marketing gets your home in front of as many qualified buyers, and their agents, as possible during its first weeks on the market.
Professional photography, a 3D tour, and an accurate, compelling description form the foundation. From there, exposure comes from digital marketing, print media, open houses, the MLS and major real estate websites, plus targeted promotion that reaches buyers where they spend time.
Your next action
We schedule photos, you approve the listing details, and showing instructions before the home goes live.
How we help
Beyond the MLS and popular listing sites, we use social media, advertised open houses, Google and Facebook ad campaigns, a dedicated website for your property, and outreach to other agents.
On the market
Stay ready for showings
Flexible showing access gives your home the best chance to reach the right buyer.
Keep the home clean and show-ready, make arrangements for pets, and plan for short-notice requests. Missing a showing can mean missing the buyer who would have written the strongest offer.
Your next action
Agree on a showing routine for the household and a quick daily reset checklist.
How we help
We encourage accepting every reasonable showing request and share buyer feedback so you can see how the market is responding.
Under contract
Compare offers and negotiate
The highest price isn’t always the best offer. Financing, contingencies, closing date, and requested concessions all affect your result.
Review how each offer is financed, which contingencies are included and their deadlines, and what you would actually net. Counteroffers can adjust price, dates, possession, included items, and repair terms.
Your next action
Decide in advance which terms are most important to you, where we can be flexible and where to hold firm.
How we help
We learn which goals matter most to you, then negotiate on your behalf and lay out the net and risk of each option clearly. We provide unique insights and solutions to solve all types of problems that may arise.
Finish line
Inspection, appraisal, and closing
After acceptance, the buyer usually completes inspections, an appraisal, finalizes financing, then takes a final walkthrough before closing.
Inspection findings can lead to repair requests or renegotiation. If the buyer is financing, the lender orders an appraisal; a low value may require renegotiation. At closing you sign the deed and settlement documents, your mortgage is paid off, and possession transfers on the date your agreement specifies.
Your next action
Keep records of repairs, leave included items in place, leave the property "broom clean" and plan your move around the possession date.
How we help
We manage the deadlines, coordinate with the buyer’s agent, title, and lenders, and help you answer questions about required documents and fees.
Know your net
What does it cost
to sell a home?
Your sale price isn’t what you walk away with. These are the common costs that come out of the proceeds or come up along the way. A net sheet built on your actual numbers is the right planning tool.
- Preparation and repairsBefore and during the listing
- Pre-listing fixes, cleaning, and any repairs or credits negotiated after inspection.
- Real estate brokerage compensationPaid at closing
- Agreed to in your listing agreement. Compensation is negotiable and is not set by law. Any contribution toward the buyer’s side is also negotiable.
- Mortgage payoffPaid at closing
- Your remaining loan balance, interest through the payoff date, and any home equity loans, liens, and potentially judgements will be paid from the sale proceeds.
- Minnesota deed taxPaid at closing
- Usually paid by the seller when the deed is recorded and calculated from the sale price. Check the Department of Revenue for current rates., rates may vary by county as well.
- Title and closing feesPaid at closing
- Seller-side settlement, document, and recording-related charges, plus prorated property taxes and any association items, depending on your agreement.
- Moving and overlap costsAround closing
- Movers, storage, and temporary housing, or the cost of carrying two homes if you buy before you sell.
For current deed tax rates, see Minnesota Department of Revenue: deed tax.
Local requirements
What Minnesota sellers
need to know.
Seller disclosures
Sellers are required to disclose known material facts that could significantly affect a buyer’s use or enjoyment of the property. State law allows some alternatives and exceptions. Disclose honestly and completely, and ask a qualified professional if you are unsure.
City pre-sale inspections
Minneapolis, St. Paul, and some other cities require a Truth in Sale of Housing or similar evaluation before listing or sale. Schedule it early so the results are ready for buyers and any required items do not delay closing.
Wells, septic, and rural property
Sellers must disclose wells on the property, and septic systems have their own disclosure requirements. Some counties also require septic compliance inspections at sale. Check local rules early, especially for acreage, cabins, and lake homes.
Selling and buying at the same time
If your equity is funding the next home, timing is everything. Cash to Win may let eligible homeowners buy before they sell, and the ROC ReFresh Program can fund pre-listing updates. Compare each option’s costs and obligations with a traditional sale.
Compare Cash to Win and the ROC ReFresh ProgramGet a head start
Before you list,
pull these together.
You don’t need all of this before we talk. Having it ready makes pricing and planning faster and more accurate.
- A target move date and an idea of where you are going next.
- Your current mortgage balance and any other liens on the property.
- A list of updates, repairs, and their approximate dates.
- Known issues you will need to disclose, including well and septic details if they apply.
- Any city-required pre-sale inspection scheduled, if your city has one.
- A plan for decluttering, cleaning, and pets during showings.
A little less jargon
Six terms you’ll hear along the way.
- Comparative market analysis
- A pricing review based on recent comparable sales, active competition, and your home’s specific features and condition.
- Listing agreement
- Your contract with the brokerage, setting out services, duration, and compensation.
- Seller disclosure
- A written statement of material facts you know about the property that could significantly affect a buyer’s use or enjoyment of it.
- Contingency
- A condition in the purchase agreement, such as inspection, financing, or a home sale, that must be satisfied or waived by a deadline.
- Net proceeds
- What you receive after paying off loans, closing costs, compensation, and agreed credits.
- Possession
- When the buyer may occupy the home. It is set in the purchase agreement and may differ from the closing time.
Straight answers
Minnesota home seller questions.
Start here, then ask us about the details specific to your home.
What is the first step to selling a house in Minnesota?
Start with your goals and timing, then get a local market analysis. Knowing your likely price range, net proceeds, and whether you also need to buy helps you choose the right listing plan.
How do you decide on a listing price?
We compare your home with recent sales and active listings nearby, then adjust for condition, updates, size, and location. Online estimates can be a starting point, but they can’t see your home’s condition or upgrades.
What must a seller disclose in Minnesota?
Minnesota law generally requires sellers to disclose material facts they know about that could significantly and adversely affect a buyer’s use or enjoyment of the property. Separate disclosures apply to wells and to septic systems. Some alternatives and exceptions exist, so confirm your obligations with a qualified professional.
Do I need a city inspection before selling?
In some cities, yes. Minneapolis, St. Paul, and several other communities require a Truth in Sale of Housing or similar evaluation before a home is listed or sold. Requirements vary by city, so check with your municipality early.
What does it cost to sell a house in Minnesota?
Common costs include brokerage compensation, Minnesota deed tax, title and closing fees, your mortgage payoff, prorated taxes, and any repairs or credits. We can prepare an estimated net sheet for your situation.
Should I make repairs or sell as-is?
It depends on the repair, your budget, and your timeline. Fixing obvious maintenance items often pays off in buyer confidence, while large remodels may not return their cost. You still must disclose known material issues when selling as-is.
Is staging worth it?
For many homes, yes. Decluttered, clean, neutral rooms are easier for buyers to picture as their own and tend to photograph better. Our clients receive a complimentary consultation with a professional stager.
Will I owe taxes on the sale?
Many owners can exclude a portion of the gain on a primary residence if they meet IRS ownership and use rules. Rental, vacation, and investment property is treated differently and may be subject to capital gains tax. Consult a tax professional about your situation. We can help with 1031 tax deferred exchanges as well!
Can I buy my next home before I sell?
Possibly. Options include a sale contingency, bridge financing, or a buy-before-you-sell program such as Cash to Win. Each carries different costs and requirements, and qualification is not guaranteed.
How long does it take to sell a home?
It varies with price, condition, location, and market conditions. After an offer is accepted, the closing date in the purchase agreement sets the timeline, and financing and inspections can affect it. After an offer is accepted a normal timeline is roughly 4-6 weeks.
For tax questions, see IRS Topic 701: sale of your home and talk with a tax professional.
Your next move starts with a conversation
Let’s plan your sale.
Selling, downsizing, relocating, or buying your next home at the same time. Alex & Amanda help you see the price, the net, and the timeline before you commit.
About this guide & sources
Prepared for AM Realty MN’s seller education library using our existing home-selling guidance and the resources below. Alex & Amanda provide real estate services through LPT Realty, LLC. This page explains the process. It is not legal, tax, or financial advice, a price opinion, or a guarantee of sale price or timing. Your agreements, qualified professionals, and local authorities set the requirements for your sale.
- Minnesota seller disclosure law (Minn. Stat. 513.52–513.61)
- Minnesota Department of Revenue: deed tax
- Minnesota Department of Health: well disclosure
- Minneapolis Truth in Sale of Housing
- IRS Topic 701: sale of your home
- Our original home-selling guide
Updated . Laws, fees, and local requirements can change. Confirm current information before making a decision.